Planners reject Strathmore plan

July 31, 2003|BY RYAN BENTLEY NEWS-REVIEW STAFF WRITER

Bear Creek Township planning commissioners decided Wednesday to recommend denial of a set of zoning changes sought by an East Lansing development firm that would allow for development of a sizable rental housing and commercial project along Anderson Road.

The recommendations concerning Petoskey Investment Group's proposal for land just south of Wal-Mart - made on a 6-0 vote with commissioner Tom Urman absent from Wednesday's meeting - will now be referred to the township board.

When board members meet Wednesday, Aug. 6, township supervisor Dennis Keiser said they will consider whether to formally relay the commissioners' stance to the Emmet County Planning Commission. County officials will make the final decision on the land use change.

Petoskey Investment Group, affiliated with Strathmore Development Co., has sought to place 91 acres in planned-unit development status. Most of the land lies on the west side of Anderson Road.

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On the northern end of that parcel, the investment group has proposed development of about 400,000 square feet of commercial space. To the south, up to 200 apartment units would be built.

A smaller parcel on the east side of the road could be used for on-site sewage treatment for the development if needed, Emmet County planning and zoning director Max Putters said. That part of the site also could be targeted for additional housing units. Along with the PUD overlay covering the entire parcel, the underlying farm-forest zoning at the southern end of the property would be changed to allow for multi-family residential uses under the request.

Kevin McGraw, a representative of the investment group, noted that business uses are already in place to the north and east of the property, and that the Little Traverse Bay Bands of Odawa Indians are planning a casino resort a short distance to the northwest. Amid these uses, McGraw said his firm's land likely wouldn't be desirable for the lower-density residential uses which the current zoning permits.

He also cited marketing and fiscal-impact surveys conducted when the investment group previously sought rezoning of the land nearly three years ago. Those studies showed market demand for additional retailers in the area and economic benefits for the community from the project.

"The proposed development, which was very similar to this one, was beneficial to the township in every category," McGraw said.

Planning commissioners listed several reasons for their recommendation to deny the changes. For example, they noted that the proposed uses are more intense than county and township master land use plans propose for that area and that access to some utilities isn't available at the site.

With other major developments - such as the new casino - likely in the area south of Petoskey, several on the commission said working with a planning consultant to coordinate the proposed changes might be a good idea before the investment group pursues its project.

"Without looking, without giving an opportunity for that study to take place, I would feel remiss," commissioner Bert Notestine said.

Several area residents voiced objections to the investment group's request during Wednesday's meeting.

Jack Zlotow, a Cross Village resident with family ties to the Petoskey area, said the proposed development likely would be detrimental to existing retail centers nearby. He likened the debate on the project to a football matchup.

"The Carter's plaza and Glen's (Market) South would become nothing but rusting hulks if this went in," he said. "We're eyeball to eyeball with the offensive line of the Nebraska Cornhuskers. The Nebraska Cornhuskers are trying to wear the community down with repeated requests.

"I urge the board to stand up to the offensive line of the Nebraska Cornhuskers in this endeavor."

What's Next

Bear Creek Township Board members will decide whether to pass the township planning commission's recommendation to deny zoning changes for Petoskey Investment Group's Anderson Road site along to Emmet County officials during their regular meeting Wednesday, Aug. 6. The county planning commission is scheduled to continue its consideration of the proposal during a Thursday, Aug. 7, meeting.